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HomeMy WebLinkAboutINNOVATION ISLAND - Filed CS-COMMENT SHEETS - 2007-11-28STAFF PROJECT REVIEW Progressive Living Structures Date: 04/06/2005 c/o Vignette Studios/Terrance Hoaglund 144 North Mason Street, Suite 2 Fort Collins, CO. 80524 Staff has reviewed your submittal for RIDGEWOOD HILLS, 4TH FILING, TRACTS N d: T, PDP - #55-84N, and we offer the following comments: ISSUES: Department: Currant Planning Issue Contact: Steve Olt Tope: Bw►ero/ Number: 89 Created: 4/6/2005 [4/6/05] The backing distance / emergency access needs in the 20' wide private drives on Tract T present potential conflicts. Number: 94 Created: 4/6/2005 [4/6/05] The applicant's response letter (dated 3/8/05) to City staff's comment letter dated 12/8/04 does not include responses to the Current Planning comments (#'s 62 - 69). Number: 96 Created: 4/6/2005 [4/6/05] Please see Current Planning Department's red -lined plans for comments. Topc. &.4ding Number: 92 Created: 4/6/2005 [4/6/05] The drainage plan needs to show how the flows for the lots on the east side of Tract N will be accommodated. Topc: Lan lkw plan Number: 95 Created: 4/6/2005 [4/6/05] Who is responsible for the jUjjW installation of plant materials in both Tracts N S T? The Landscape Plans do not identify this. Toper Lot d Power Number: 90 Created: 4/6/2005 [4/6/05] Electric service to the dwelling units cannot come off private drives. Page 1 MEETING DATE: August 22, 2005 ITEM: Habitat for Humanity - Affordable Housing and Office/Retail @ the Southeast Corner of South Taft Hill Road & West Harmony Road APPLICANT: Vignette Studios c/o Terence Hoaglund/Don Tiller 144 North Mason Street, Suite 2 Fort Collins, CO. 80524 LAND USE DATA: Request for 28 affordable multi -family residential units (townhomes) and an 18,000 square foot office/retail building on approximately 4.4 acres located at the southeast corner of South Taft Hill Road and West Harmony Road. The property is in the LMN - Low Density Mixed -Use Neighborhood Zoning District. COMMENTS: Jenny Nuckols of the Zoning Department offered the following comments: a. This property is in the LMN - Low Density Mixed -Use Neighborhood Zoning District, being Division 4.4 of the Land Use Code (LUC). b. Multi -family residential and office/retail uses are permitted in the LMN District, subject to an administrative (Type 1) review and public hearing. C. The proposed retail use is permitted only in a neighborhood center in the LMN District. d. The LMN District requires that a development proposal have a density range of a minimum of 5 dwelling units per net acre and 8 dwelling units per gross acre. An affordable housing development containing 10 acres or less may attain a maximum density of 12 dwelling units per gross acre of residential land. e. Section 3.2.2 of the LUC defines the vehicle, bicycle, and handicapped parking requirements for this development proposal. For residential uses there are minimum parking requirements and for non-residential uses there are maximum parking allowances. f. There are Land Use and Development Standards in Division 4.4 of the LUC that this development proposal must comply with. g. This development proposal must comply with the applicable General Development Standards as set forth in Article 3 of the LUC, including but not limited to requirements for vehicle and bicycle parking, handicapped parking, building setbacks, landscaping, etc. h. The property must be platted with this development request if it is not already platted. Please contact Jenny, at 416-2313, if you have questions about these comments. 2. Sheri Wamhoff of the Engineering Department offered the following comments: a. A Transportation Impact Study (TIS), addressing all modes of transportation, will be required with your PDP submittal. Please contact Eric Bracke of the Traffic Operations Department, at (970)224-6062, and Kurt Ravenschlag of the Transportation Planning Department, at (970)416-2040, to schedule a "scoping" meeting to discuss what information is needed in the TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and transit modes of transportation. b. Prior comments from Traffic Operations are that no access will be allowed off of South Taft Hill Road. C. The TIS will need to discuss feasibility of full movement access into the site. d. Additional street right-of-way, if necessary, and utility easements must be dedicated with the necessary subdivision plat for the development. e. Street oversizing fees will apply to this development. These fees are based on vehicle trip generations by the development. Please contact Matt Baker, at 224-6108, for more specific information on the fees related to the intended land use. f. The standard utility plan requirements must be submitted to the City for review and approval. g. This development will be subject to the Larimer County Road Impact Fees. h. Any public improvements associated with this development must be built according to the Larimer County Urban Area Street Standards (LCUASS). i. Parking setbacks from streets must meet the standards set forth in LCUASS. This development will be responsible for a repay due for the South Taft Hill Road and West Harmony Road improvements. Please contact Matt Baker, at 224-6108, for information on the repay. k. This development must repair or replace any damaged curb, gutter, or sidewalk along its street frontages. 1. The layout and design of the development may have to accommodate easements for utilities to go around the pump station. M. Please check for the sight distance easement needs for the access points. n. The applicant needs to meet and talk with the Poudre Fire Authority regarding emergency access requirements and needs. A fire lane is required. Please contact Sheri, at 221-6750, if you have questions about these comments. 3. Bruce Vogel of the Light & Power Department offered the following comments: a. There is existing City 3-phase power along South Taft Hill Road. Electric service will enter this site at the southwest corner. There do not appear to be any real problems associated with providing electric service to this new development. b. The normal electric development charges will apply to new development on this property. C. A utility coordination meeting for development on this property should be held as soon as possible. Please contact Bruce, at 224-6157, if you have questions about these comments. 4. Roger Buffington of the Water/Wastewater Department offered the following comments: a. There is an existing 16" water main in West Harmony Road. If Practical, the water main should loop through the site. The applicant's engineer should schedule a meeting with the Water Utilities to review. b. There is an existing 8" sanitary sewer main in Center Gate Court and an existing 8" sanitary sewer main at the corner of Lookout Lane and Trail View Lane. C. Repays will be due for the 16" water main in West Harmony road and the Warren Lake Trunk Sewer. d. The City's water conservation standards for landscaping and irrigation systems will apply to this site. Information on these standards can be obtained at the Water Department. C. Plant investment fees and water rights will apply to this development and they are normally due at time of issuance of building permits. If this project qualifies as an affordable housing project, plant investment fees and water rights may be deferred until later in the building process. Please contact Roger, at 221-6854, if you have questions about these comments. 5. Glen Schlueter of the Stormwater Utility offered the following comments: a. The site is located within the McClelland/Mail Creek Basin, where the new development fee is $3,717 per acre and that is subject to the runoff coefficient reduction. The site is located within Inventory Grid #4P. b. The standard drainage and erosion control reports Plans are required and they must be prepared by a professional en registered in the State of Colorado. engineer C. In the McClelland/Mail Creek drainage basin on -site detention is required with a 0.2 cfs/acre release rate for the 10-year storm and a 0.5 cfs/acre release rate for the 100-year storm. Extended detention is required for water quality treatment. The Woodridge system may have been sized for this site. If the applicant's design engineer can verify that there would still be a requirement for extended detention for water quality and there would be detention required for the difference in the old rainfall and the present rainfall requirements. Also, the imperviousness assumed would need to be verified as being consistent with the previously approved report, again, if the original report included this site in sizing the detention. d. The applicant was given a map showing the storm sewers and a channel that drains the back of a row of lots on the north end of the Overlook at Woodridge, Fourth Filing. e. There are off -site flows that need to be considered. The applicant's design engineer can get the master plan information and model (SWMM) to evaluate the off -site flows that will need to pass through the site. There may be some overflow of South Taft Hill Road from the County developments to the west and it appears that the back of the homes on Overlook Lane may drain onto the site. The Stormwater inventory map shows a channel along the back of the lots. These flows do not need to be detained but need to pass through the site safely. f. The site layout appears to be a little close to the south property line to accommodate a drainage swale along the property line. Any drainage swales must be in separate tracts and cannot be on private properties. g. The storm sewer shown on the utility map on the north side of West Harmony Road does not exist yet and is an error on the map. Please contact Glen, at 224-6065, if you have questions about these comments. 6. The standard neighborhood and community parkland fees will apply to each new residential dwelling unit in this development. These fees will be collected at the time of issuance of building permits. 7. Michael Chavez of the Poudre Fire Authority offered the following comments: a. If the buildings are 3 stories in height or taller then they must be fire sprinklered. b. This development must provide a 20' wide unobstructed fire lane, with 25' inside and 50' outside turning radii. C. This development will provide campus addressing. d. The water supply fighting fires must provide 1,500 gallons per minute at 20 pounds per square inch. C. There must be a fire hydrant within 300' of each building. Please contact Michael, at 416-2869, if you have questions about these comments. 8. Kurt Ravenschlag of the Transportation Planning Department offered the following comments: a. A TIS, for all modes of transportation, is required and must be part of the PDP submittal. b. Bicycle parking must be provided per Section 3.2.2(K)(4) of the LUC. C. Generally, the conceptual plan looks good. Please contact Kurt, at 416-2040, if you have questions about these comments. 9. Doug Moore of the Natural comments: Resources Department offered the following a. A Fugitive Dust Control permit may be required from Larimer County. If so, please contact the Larimer County Health Department for their requirements. b. Bicycle and pedestrian connections must be made to the surrounding properties. C. If curbside pick-up is not to be provided then the trash enclosures for the development must be designed and constructed to provide recycling. d. Please use native plant and grasses. e. An Ecological Characterization Study for this development probably will not be required. Please contact Doug, at 224-6143, if you have questions about these comments. 10. Ken Waido of the Advance planning Department offered the following comments: a. This proposed development is considered to be a very important affordable housing project for the City. b. Staff will be sitting at the table with the developer and problem - solving. It will be somewhat of a "hand -holding" development review process. C. Some impact fees could be delayed if the project is affordable housing. The timing for collection of fees could be critical. Please contact Ken, at 221-6753, if you have questions about these comments. STAFF PROJECT REVIEW City of Fort Collins Fort Collins Habitat For Humanity, Inc. Date: 10/21 /2005 C/O Vignette Studios - Don Tiller 144 North Mason Street, Suite 2 Fort Collins, CO 80524 Staff has reviewed your submittal for INNOVATION ISLAND, ODP - TYPE 2, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: General Number: 11 Created: 10/21 /2005 110/21/051 Parcel B must reflect the density if it develops as multi -family residential instead of commercial. 10 units/ 1.3 acres = 7.7 DU/AC. Number: 12 Created: 10/21 /2005 110/21/051 Under the LAND USE BREAKDOWN, Parcel B must show both Multi-Famfly Residential and Commercial as the proposed land uses. Also, add another column showing Density for Parcels A & B (see red -lined ODP). Number: 13 Created: 10/21 /2005 f 10/21/051 Please see the red -lined ODP for Current Planning's comments. Number: 14 Created: 10/21/2005 110/21/051 This item has been scheduled for the November 17, 2005 Planning & Zoning Board public hearing. Because of known concerns and opposition from the surrounding neighborhood, this item will be on the Board's discussion portion of the agenda. Department: Engineering DeLaughter Topic: General Number: 4 110/13/051 No Comments Department: Light & Power Topic: General Issue Contact: Dan Created: 10/ 13/2005 Issue Contact: Doug Martine Number: 1 Created: 10/7/2005 [10/7/05) No Comments from Light & Power Page 1 Department: Natural Resources Issue Contact: Doug Moore Topic: General Number: 2 Created: 10/7/2005 [10/7/05] No issues. Department: PFA Issue Contact: Michael Chavez Topic: General Number: 7 Created: 10/ 19/2005 [ 10/ 19/051 PREMISES IDENTIFICATION: Approved numerals or addresses shall be provided for all new and existing building in such a position as to be plainly visible and legible from the street or road fronting the property. 1997 UFC 901.4.4 A. In Multi -story buildings the following requirements shall pertain. 1. The first floor units shall be designated with 100's. 2. The second floor units with 200's 3. The third floor units with 300's, and so forth. B. All brass letters and numerals shall be posted on a black background. C. Some multi -family layouts may require address postings from the back side as well as the front of the buildings. D. A clockwise addressing pattern shall be maintained when ever possible. E. An addressing scheme shall be submitted to the fire department for approval prior to being posted on the building. Number: 8 Created: 10/ 19/2005 [ 10/ 19/051 WATER SUPPLY: Commercial No commercial building can be greater then 300 feet from a fire hydrant. Fire hydrants are required with a maximum spacing of 600 feet along an approved roadway. Each hydrant must be capable of delivering 1500 gallons of water per minute at a residual pressure of 20 psi. 1997 UFC 901.2.2.2 Number: 9 Created: 10/ 19/2005 [10/ 19/051 These two conditions, if not met, would require the installation of a fire sprinkler system. 1) Water Supply - If a hydrant, when required can not be provided for whatever reason, a fire sprinkler system shall be provided. 2) Fire Apparatus Access - When any portion of the facility or any portion of an exterior wall of the first story of the building is located more then 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility it shall be fire sprinklered. Page 2 Department: Police Issue Contact: Joseph Gerdom Topic: General Number: 10 Created: 10/ 19/2005 [ 10/ 19/051 Lighting standards for playground call for min of 5.Ofc. Parking lot area minimum fc is 1.0. Need detailed planting schedule keyed to site plan. (Current Planning) This comment really relates to the Innovation Island, First Fll(ng - PDP. Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: General Number: 5 Created: 10/ 17/2005 [10/17/051 No comments on ODP. Department: Transportation Planning Issue Contact: Suit Ravenschlag Topic: General Number: 6 Created: 10/ 18/2005 [ 10/ 18/051 No Comments Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 3 Created: 10/ 11 /2005 [10/11/051 No comments Be sure and return all red -lined plans if/when you re -submit prior to the scheduled November 17, 2005 Planning & Zoning Board public hearing. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Your Steve Olt City Planner cc: Dan DeLaughter Habitat for Humanity Project File #40-05 Page 3 Topic: Oremll urniry p/an Number: 91 Created: 4/6/2005 [4/6/05] Please add a line to the signature blocks on the utility plans for Light 6 Power. Number: 97 Created: 4/6/2005 [4/6/05] Due to the tightness of the site it is imperative that a utility coordination meeting be held as soon as possible to discuss potential utility service conflicts. Katie Moore of the Engineering Department will assist the applicant with the scheduling of this meeting. Topic: RetainIng wall Number: 93 Created: 4/6/2005 [4/6/05] Retaining wall design is needed in 2 locations. Topic: Site plan Number: 67 Created: 12/13/2004 [4/6/05] This is a repeat comment just as a reminder. [12/13/04] The proposed 2 parking spaces/dwelling unit on Tract N limits the number of bedrooms per unit to no more than 3. Department: Engineering Issue Contact: Katie Moore Topic: 6;v a l Number: 23 Created: 11/30/2004 [3/27/05] Also, please provide spot elevations for ramps to ensure compliance with ADA grades. [11/30/04] Please use directional ramps with ADA truncated domes at all street intersections. Please provide an additional ramp on the south side of Avondale to align with a ramp from Woodrow Drive. Number: 38 Created: 11/30/2004 (3/27/05) [11/30/04] The utility plan checklist was reviewed for preliminary items only. Additional comments will appear with more detailed review. Number: 78 Created: 3/27/2005 [3/27/05] The drive aisles in the multifamily area need to be 24' wide to meet the double -loaded parking requirement in the land use code. Also, where parking space is provided in front of garage doors, a minimum of 20' should be provided so that cars don't park and overhang the drive aisle/ernergency access. Page 2 STAFF PROJECT REVIEW Cityof Fort Collins Fort Collins Habitat For Humanity, Inc. Date: 10/24/2005 c/o Vignette Studios - Don Tiller 144 North Mason Street, Suite 2 Fort Collins, CO 80524 Staff has reviewed your submittal for INNOVATION ISLAND, FIRST FILING, PDP - TYPE 1, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: Building Number: 47 Created: 10/24/2005 110/24/051 Rick Lee of the Building Department offered the following comments: a. He is providing a copy of the Codes & Standards that his department will enforce. As stated on that sheet, there is a requirement to schedule a pre -submittal meeting with the Building Department. b. Provide accessibility per State Statute (CRS 9-5) and 1998 ANSI. Please contact Rick, at 221-6760, if you have questions about these comments. Topic: General Number: 45 Created: 10/24/2005 [10/24/051 Doug Moore of the Natural Resources Department indicated that, after visiting the site, he has determined that neither an Ecological Characterization Study or a Wetland Delineation will be required for this development proposal. Number: 48 Created: 10/24/2005 [10/24/051 Carl Jenkins of the Unites States Postal Service indicated that mail service must be provided by a centralized delivery using a minimum of 3 centralized box units (CBU's, 2 Industry Type III and 1 Type 1). Please revise the plan to show the required CBU locations as approved by the U.S. Postal Service. In all cases the CBU's must be located in the public right-of-way or a designated easement. Please be advised that the responsibility of purchasing and maintaining the CBU's with the concrete pads is that of the owner/developer/builder/HOA. Prior to occupancy within the development approved mail receptacles must be in place. A Page 1 Delivery Agreement must be in place prior to any delivery of mail. Contact Carl Jenkins, Growth Coordinator, U.S/. Postal Service, 301 East Boardwalk Drive, Fort Collins, CO., phone #970-225-4130, cell #970-214- 3668, fax #970-225-4139. Topic: Landscape plan Number: 46 Created: 10/24/2005 110/24/051 Tim Buchanan, the City Forester, indicated that, on the Final Compliance Landscape Plan, the applicant must directly label the trees so that species can be identified. Topic: Site PIan Number: 49 Created: 10/24/2005 [10/24/05] How will the proposed "emergency access" drive at the southwest corner of the development be controlled? Number: 50 Created: 10/24/2005 [ 10/24/051 Two types of fencing are being proposed but the plan is unclear as to where the fences will actually be. Pleas expand this information on the Site and Landscape Plans. Number: 51 Created: 10/24/2005 [10/24/051 There is a required sight distance easement along West Harmony Road that must be shown on the development plans (plat, Site Plan, Landscape Plan). Number: 52 Created: 10/24/2005 [10/24/051 The only bicycle rack shown on the Site Plan is at the playground area. Is it safe to assume that all of the residents will park bicycles in their attached garages? Department: Engineering Issue Contact: Dan DeLaughter Topic: format Number: 10 Created: 10/ 14/2005 [10/14/051 Please be sure all line types are differentiable. Number: 11 Created: 10/ 14/2005 110/ 14/051 A legend must be included on each sheet, not just on one. (FC) Number: 12 Created: 10/ 14/2005 [10/14/051 There are a few scanability issues- please refer to redlines for comments, and refer to Appendix E-6 of LCUASS for scanability requirements. (FC) Page 2 Number: 15 Created: 10/ 14/2005 [10/14/051 The line type used for curb& gutter should be solid- please revise. (FC) Number: 20 Created: 10/ 14/2005 [ 10/ 14/051 Remove the landscape layer from all utility plan sheets. (FC) Topic: General Number: 9 Created: 10/ 14/2005 [ 10/ 14/051 Reference the nearest 2 benchmarks on the cover sheet. It appears you are only referencing 1. (FC) Number: 13 Created: 10/ 14/2005 110/ 14/051 You will need to provide a turnaround area for the parking spaces to the south since there is no real continuity there. Number: 14 Created: 10/ 14/2005 110/ 14/051 Please indicate a PFA approved barricade on your plans to prevent public use of the Taft Hill access. (Detail for FC) Number: 16 Created: 10/ 14/2005 [10/14/051 Please label and dimension all existing and proposed ROW. Number: 17 Created: 10/ 14/2005 [10/14/051 Show concrete to the back of ROW for all proposed curb cuts (label and hatch) Number: 18 Created: 10/ 14/2005 [10/14/051 Please modify your sight distance easement variance request to account for the added lane of traffic that must be crossed for the left turn. The value you got from AASHTO is based off of a two-lane street. Number: 19 Created: 10/ 14/2005 [ 10/ 14/051 Provide conduit for future undergrounding of overhead lines on SW side of the site- this should be shown and labeled on the plans. Number: 21 Created: 10/ 14/2005 [10/14/051 Are structures shown on the south side of the site retaining walls? If so, label and provide a detail. If not, what are they? (FC) Number: 22 Created: 10/ 14/2005 [10/14/051 What is the honeycomb type hatching shown in the access on the grading plan? (FC) Page 3 Number: 23 Created: 10/ 14/2005 [10/14/051 It appears that some utilities are not located in easements. (addressed at meeting) Number: 24 Created: 10/ 14/2005 [ 10/ 14/05) Please show existing offsite grades for a minimum of 50', including the neighborhood to the south. Will any offsite grading be necessary? If so, we need a letter of intent from the owner prior to hearing. (FC) Number: 25 Created: 10/ 14/2005 [10/14/051 Please show all features 150' min offsite, including existing structures on the north side of harmony. (FC) Number: 26 Created: 10/ 14/2005 [10/ 14/051 You are showing an outer curve radius of 30' in an emergency access lane. The minimums required by PFA are 25' inner, 50' outer. Please revise. (addressed- accepted by Ron Gonzales) Number: 27 Created: 10/ 14/2005 [10/14/051 Please refer to redlines for additional comments and revisions Number: 39 Created: 10/ 19/2005 [ 10/ 19/051 All newly installed sidewalks are to be 6" minimum thickness. You are showing our old details with 4". Please revise per Standard Drawing 1601. Number: 40 Created: 10/ 19/2005 (10/19/051 Add standard street cut note: "Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with City street repair standards." Topic: Technical Seruices Number: 31 Created: 10/ 18/2005 [10/18/051 Tech. services comment: See typo in title Number: 32 Created: 10/ 18/2005 [ 10/ 18/051 Tech. services comment: Please show how Taft Hill & Harmony were dedicated. Number: 33 Created: 10/ 18/2005 [10/ 18/051 Tech. services comment: Is all of Lot 1 a Utility/Drainage/Private Access easement? Note on Sheet lis confusing. (Where will the structure be placed on Lot 1?) Page 4 Department: Light & Power Issue Contact: Doug Martine Topic: Landscape plan Number: 1 Created: 10/7/2005 [10/7/05] There is an existing streetlight on Taft Hill Rd., approximately 20 ft. south of this site. The location of the most southerly street tree will need to be adjusted to provide a minimum of 40 ft clearance between the light and the tree. As an alternative, the tree could be changed to an ornamental type which requires only a 15 ft. clearance. Department: Natural Resources Issue Contact: Doug Moore Topic: General Number: 2 Created: 10/7/2005 [10/7/05] No issues. Department: PFA Issue Contact: Michael Chavez Topic: General Number: 41 Created: 10/ 19/2005 [10/ 19/05] Emergency Access Easement: The private drive shall be platted as a "Emergency Access Easement" on the final Plat. Number: 42 Created: 10/ 19/2005 [ 10/ 19/051 Addressing: Unit and Building address shall be posted on both sides of the buildings. (Sidewalk side & garage side). Number: 43 Created: 10/ 19/2005 [ 10/ 19/051 Water Supply: Fire hydrant locations are approved. Fire hydrant flow shall be 1500 gpm w/20 psi residual. Number: 44 Created: 10/ 19/2005 [ 10/ 19/05] This project will NOT require the use of Fire Sprinklers. Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: Drainage Number: 28 Created: 10/ 17/2005 [ 10/ 17/05] In order to minimize the amount of untreated flows coming off the site, please add a note to the grading plans stating that all downspouts from the Building A along Harmony will be directed to the south. Topic: Drainage Report Number: 30 Created: 10/ 17/2005 [10/17/051 Good job on the written portion of the report explaining the design constraints that controlled the design of the stormwater facilities for this site. Thanks. Page 5 Topic: Grading the Swale along the south property line looks to very close to the edge Qf Number: 29 Created: 10/ 17/2005 [10/ 17/051 The swale on the south side of Building B looks very tight, please provide a cross-section at that location verifying that the proposed grading will work for that area. Topic: Sewer Number: 38 Created: 10/ 18/2005 [10/18/051 Please relocate sanitary line to avoid water quality outlet structure. Since the landscaping in the Woodridge HOA tract will be disturbed during boring operations, please add a note stating that the landscaping will be put back to an equal or better condition to what it was before construction operations. Please make sure that the sanitary line has a minimum 4 feet of cover as it crosses under the proposed water quality pond. Topic: water Number: 37 Created: 10/ 18/2005 [10/ 18/051 Please call out all water lines appurtenances: valves, thrust blocks, swivel Ts, curb stops, meter pits etc... It is suggested that a 6 " line be used to serve Buildings D and E. Please use a valve to isolate that line from the rest of the development. Call out all existing water lines, call out which ones are district and which ones are City. Department: Traffic Operations Issue Contact: Eric Bracke Topic: Traffic Engineering Number: 8 Created: 10/ 12/2005 [10/12/051 The access onto Taft Hill Road is to be an emergency access ONLY. Please have the access blocked off with bollards. Department: Transportation Planning Issue Contact: Kurt Ravenschlag Topic: Technical Services Number: 34 Created: 10/ 18/2005 [ 10/ 18/051 Walkways should be 6' in width if attached to driveway. Number: 35 Created: 10/18/2005 [ 10/ 18/051 A direct walkway needs to be provided to connect building D with play area to eliminate the two drive way crossings as currently shown. Page 6 Number: 36 Created: 10/ 18/2005 [10/18/051 Provide access ramps for handicap parking stall located near playground. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 3 Created: 10/ 11 /2005 [10/11/051 There needs to be a note on the Cover Sheet (sheet 1 of 6) to the effect that this is a qualifying affordable housing project. Number: 4 Created: 10/ 11 /2005 [ 10/ 11 /05) A 6' high solid fence is required along the parking areas on the south side of the lot. There's a note on the site plan showing an "existing fence @ south property line", but it's unclear how tall that fencing is, and if it's all along the south lot line. If it's all along the south lot line, then a note should be added stating that in the event the homeowners to the south remove their fence, then the developer or HOA will be responsible for constructing a fence to screen the parking spaces as required. Number: 5 Created: 10/ 11 /2005 [ 10/ 11 /05) A 5' wide landscape strip is required along the east lot line adjacent to the driveway and 3 parking spaces unless the driveway will also provide access to the future commercial phase on Lot 2. If it will provide such access, then a note to that affect should be on the plan. Number: 6 Created: 10/ 11 /2005 [10/ 11/05) Section 3.5.2(D)(1) requires a minimum building setback of 30' from the ROW of an arterial street. It appears that the building setback along the Taft Hill ROW is less than that. Number: 7 Created: 10/ 11 /2005 [10/11/05] Where is bicycle parking going to be provided? This item has been scheduled for the November 17, 2008 Planning & Zoning Board public hearing, concurrent with the Innovation Island, ODP. The ODP will be heard first, followed by this PDP. It is not necessary to re -submit plans based on these comments before going to public hearing on November 17th. They can be addressed with the Final Compliance submittal. Please check with me for submittal requirements prior to submitting Final Compliance plans Be sure and return all red -lined plans if/when you re -submit. Page 7 If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Yours Truly, I *te'OLlt City Planner cc: Dan DeLaughter Habitat for Humanity Interwest Consulting Group King Surveyors Project File #40-05A Page 8 5 Innovation Island Response to PDP staff review comments dated October 24, 2005. ISSUES: Department: Current Planning Topic: Building Issue Contact: Steve Olt Number: 47 Created: 10/24/2005 [10/24/05] Rick Lee of the Building Department offered the following comments: a. He is providing a copy of the Codes & Standards that his department will enforce. As stated on that sheet, there is a requirement to schedule a pre -submittal meeting with the Building Department. b. Provide accessibility per State Statute (CRS 9-5) and 1998 ANSI. Please contact Rick, at 221-6760, if you have questions about these comments. 11'nder toad Topic: General Number: 45 Created: 10/ 24 / 2005 [10/24/05] Doug Moore of the Natural Resources Department indicated that, after visiting the site, he has determined that neither an Ecological Characterization Study or a Wetland Delineation will be required for this development proposal. Thcanics. Number: 48 Created: 10/ 24 / 2005 [10/24/05] Carl Jenkins of the Unites States Postal Service indicated that mail service must be provided by a centralized delivery using a minimum of 3 centralized box units (CBU's, 2 Industry Type III and 1 Type 1). Please revise the plan to show the required CBU locations as approved by the U.S. Postal Service. In all cases the CBU's must be located in the public right-of-way or a designated easement. Please be advised that the responsibility of purchasing and maintaining the CBU's with the concrete pads is that of the owner/ developer/ builder/ HOA. Prior to occupancy within the development approved mail receptacles must be in place. A Delivery Agreement must be in place prior to any delivery of mail. Contact Carl Jenkins, Growth Coordinator, U.S/. Postal Service, 301 East Boardwalk Drive, Fort Collins, CO., phone #970-225-4130, cell #970-214- 3668, fax #970-225-4139. This has been added to the site plan. Topic: Landscape plan Number: 46 Page 1 Created: 10 / 24 / 2005 A [10/24/05] Tim Buchanan, the City Forester, indicated that, on the Final Compliance Landscape Plan, the applicant must directly label the trees so that species can be identified. This has been dine on the final plans. Topic: Site Place Number: 49 Created: 10 / 24/ 2005 [10/24/051 How will the proposed "emergency access" drive at the southwest corner of the development be controlled? A PFA approved barricade is now shown on the plan. Number: 50 Created: 10/ 24/ 2005 [10/24/05] Two types of fencing are being proposed but the plan is unclear as to where the fences will actually be. Please expand this information on the Site and Landscape Plans. TF.d.s i4v=.c been done. Number: 51 Created: 10/ 24 / 2005 [10/24/05] There is a required sight distance easement along West Harmony Road that must be shown on the development plans (plat, Site Plan, Landscape Plan). The sight distance lines and acs'rcfatc-d ecsernertt has been shown as Number: 52 Created: 10/24/2005 [10/24/05] The only bicycle rack shown on the Site Plan is at the playground area. Is it safe to assume that all of the residents will park bicycles in their attached garages? It is expecr"c d that rezit2znts x!' L gar es. The playground area bicycle rack is,fcr dae` icsave only, not bicycle storage. Department: Engineering Issue Contact: Dan DeLaughter Topic: format Number: 10 Created: 10/ 14/2005 [10/ 14/05] Please be sure all line types are differentiable. 'Z,F'e.'sj::e..ka.cat-l'on ..1>.s Number: 11 Created: 10/ 14/2005 [10/ 14/05] A legend must be included on each sheet, not just on one. (FC) l..cra-, 7Lent eleied;:,Sr previous agr C-C=c^"kt With Dan. h Esge d is acCe tang crt ti,-,e E C:J "sheet crlu. Number: 12 Created: 10/ 14/2005 Page 2 Created:3/29/2005 [3/29/05] The City intends to grant the sight distance easement variance request, but first needs a simplified revised request. Please revise and resubmit. Number: 88 Created: 3/29/2005 [3/29/05] Please see redlines for any additional comments. To#c: Lan&ww fk+ Number: 14 Created: 11/30/2004 [3/27/05] What about gas/electric? [11/30/04] Please show utility locations on the landscape plan, including services, and add the utility separation note calling out required distances between utilities and trees/shrubs. Number:15 Number: 79 Created: 3/27/2005 [3/27/05] Please revise all plans to meet sconability requirements in LCUASS Appendix E-6. Number: 86 Created: 3/27/2005 [3/27/05] please remove the landscape plans from the utility plan set. Number: 87 Created: 11/30/2004 [3/27/05] Please show the easements, not the sight lines. [il/30/04] Show all sight distance easements on the landscape plan. To#c: owra// Uff/Ity plan Number: 24 Created: 11/30/2004 13/27/05] [11/30/04]Please label/dimension ROW and easements, all sidewalk, parkway, and driveway widths. Number: 25 Created: 11/30/2004 [3/27/051 Driveways should be held at their minimum widths for at least a car length (20')• [11/30/04] Driveways should be a minimum of 28' for the ones shown. Driveways not yet shown for single-family lots can be min.12' wide. Page 3 [10/ 14/051 There are a few scanability issues- please refer to redlines for comments, and refer to Appendix E-6 of LCUASS for scanability requirements. (FC) Understood. Number: 15 Created: 10/ 14/2005 [10/ 14/05] The line type used for curb&, gutter should be solid- please revise. (FC) This has been revised. Number: 20 Created: 10 / 14 / 2005 [10/ 14/05] Remove the landscape layer from all utility plan sheets. (FC) Done. Topic: General Number: 9 Created: 10/ 14/2005 [10/ 14/051 Reference the nearest 2 benchmarks on the cover sheet. It appears you are only referencing 1. (FC) fi second t er cFLrr war€, cr%11 be act" Co 4fxe J al .submfttar' cover sFcce-t. Number: 13 Created: 10/ 14/2005 [10/14/05] You will need to provide a turnaround area for the parking spaces to the south since there is no real continuity there. f turn around area has been provided by elimination of two of the Parking spaces. Number: 14 Created: 10/ 14/2005 [10/ 14/05] Please indicate a PFA approved barricade on your plans to prevent public use of the Taft Hill access. (Detail for FC) A note has been added identffuing the PFA approved barricade. Number: 16 Created: 10/ 14/2005 [10/ 14/05] Please label and dimension all existing and proposed ROW Done. Number: 17 Created: 10/ 14/2005 110/ 14/05] Show concrete to the back of ROW for all proposed curb cuts (label and hatch) '.Zone. Number: 18 Created: 10/ 14/2005 [10/ 14/05] Please modify your sight distance easement variance request to account for the added lane of traffic that must be crossed for the left turn. The value you got from AASHTO is based off of a two-lane street. Done. Page 3 Number: 19 Created: 10 / 14 / 2005 [10/ 14/05] Provide conduit for future undergrounding of overhead lines on SW side of the site- this should be shown and labeled on the plans. Dcne. Number: 21 Created: 10 / 14 / 2005 [10/14/05] Are structures shown on the south side of the site retaining walls? If so, label and provide a detail. If not, what are they? (FC) There are no prc•:pased retaining walls on the site. v a believe you are ro errilag to tLe rip -pep pacs at- the Ctorm drF aF9_,, 415..;.t a: Il y0ints. TI-Le riprap has been labeled on the glans. Number: 22 Created: 10/ 14/2005 [10/14/051 What is the honeycomb type hatching shown in the access on the grading plan? (FC) 'Mat ie c"c �`.w rL.. �?`:a.r`{:L :._ DiL.:rLac-e Lac -5 .. Number: 23 Created: 10/ 14/2005 110/ 14/05] It appears that some utilities are not located in easements. .fSCI'dret�.sed at: rttiLily(a" Number: 24 Created: 10 / 14 / 2005 [10/ 14/05] Please show existing offsite grades for a minimum of 50', including the neighborhood to the south. Will any offsite grading be necessary? If so, we need a letter of intent from the owner prior to hearing. (FC) _.a've U'-len CC].t" tO :1' �. 17.Ls rQ _: I d :10: 0.fl`5" : grading id ativir.€ _ , i li ti:,e exception of the sanitary sewer work to be Performed ,' tLin the eextisLing Utility Z_Qs'9=ker_t c f Le V_6jaG'an't development. TLerefore, no letter of int'ant Cr perai'ission iS re �iL i G Cl. Number: 25 Created: 10/ 14/2005 110/ 14/05] Please show all features 150' min offsite, including existing structures on the north side of harmony. (FC) FeY i:Jrec Lt'c;C' ' ne ll &"":_ "-n P- requ stedt. Number: 26 Created: 10/ 14/2005 [10/ 14/05] You are showing an outer curve radius of 30' in an emergency access lane. The minimums required by PFA are 25' inner, 50' outer. Please revise. Zxisting .adius's gee L a:: G and accepted lcy Rcn C7cazale€. Number: 27 Created: 10/ 14/2005 [10/ 14/05] Please refer to redlines for additional comments and revisions b'.CLdit«&nal CC :("::Y?1G.2..v j..,iui been cGrlA Page 4 Number: 39 Created: 10/ 19/2005 [10/ 19/05] All newly installed sidewalks are to be 6" minimum thickness. You are showing our old details with 4". Please revise per Standard Drawing 1601. Done. Number: 40 Created: 10/ 19/2005 [10/ 19/05] Add standard street cut note: "Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with City street repair standards." .Done. Topic: Technical Services Number: 31 Created: 10/ 18/2005 [10/ 18/051 Tech. services comment: See typo in title ,f7,ne. Number: 32 Created: 10/ 18/2005 [10/ 18/05] Tech. services comment: Please show how Taft Hill 8v Harmony were dedicated. Rocord5rzg references 5eve been added zo t?ee Final 71at.. Number: 33 Created: 10/ 18/2005 [10/ 18/05] Tech. services comment: Is all of Lot 1 a Utility/Drainage/Private Access easement? Note on Sheet lis confusing. (Where will the structure be placed on Lot 1?) Easements have been ctar€flcd on plans. Department: Light & Power Issue Contact: Doug Martine Topic: Landscape plan Number: 1 Created: 10 / 7 / 2005 [10/7/05] There is an existing streetlight on Taft Hill Rd., approximately 20 ft. south of this site. The location of the most southerly street tree will need to be adjusted to provide a minimum of 40 ft clearance between the light and the tree. As an alternative, the tree could be changed to an ornamental type which requires only a 15 ft. clearance. Done. Department: Natural Resources Topic: General Number: 2 [10/7/05] No issues. Thank you. Issue Contact: Doug Moore Created: 10/7/2005 Page 5 Department: PFA Issue Contact: Michael Chavez Topic: General Number: 41 Created: 10/ 19/20G5 [10/ 19/05] Emergency Access Easement: The private drive shall be platted as a "Emergency Access Easement" on the final Plat. U do vteNoEd. Number: 42 Created: 10/ 19 / 2005 [10/ 19/05] Addressing: Unit and Building address shall be posted on both sides of the buildings. (Sidewalk side 8s garage side). A general note has been added. Number: 43 Created: 10/ 19 / 2005 [10/ 19/05] Water Supply: Fire hydrant locations are approved. Fire hydrant flow shall be 1500 gpm w/20 psi residual. .d. Number: 44 Created: 10/ 19/2005 [10/ 19/051 This project will NOT require the use of Fire Sprinklers. Understood. Department: Stormwater Utility Issue Contact: Basil Hamdan Topic: Drainage Number: 28 Created: 10/ 17/2005 [10/17/051 In order to minimize the amount of untreated flows coming off the site, please add a note to the grading plans stating that ail downspouts from the Building A along Harmony will be directed to the south. Due to construction restrictions those downspouts, were not able to be directed sottth. Therefore, a perous lLa=dsc:;a e r,°atsr c aality area has beerT added. to trest the rume f frc= tLtis &rcs.. Topic: Drainage Report Number: 30 Created: 10 / 17 / 2005 [10/ 17/05] Good job on the written portion of the report explaining the design constraints that controlled the design of the Stormwater facilities for this site. , 1 anks. Topic: Grading the swale along the south property line looks to very close to the edge of Number: 29 Created: 10/ 17/2005 [10/ 17/05] The swale on the south side of Building B looks very tight, please provide a cross-section at that location verifying that the proposed grading will work for that area. Lorae. Page 6 Topic: Sewer Number: 38 Created: 10/ 18/2005 [10/ 18/05] Please relocate sanitary line to avoid water quality outlet structure. The sanitary line has been. realigned as requested. Since the landscaping in the Woodridge HOA tract will be disturbed during boring operations, please add a note stating that the landscaping will be put back to an equal or better condition to what it was before construction operations. A general note has been added to this effect. Please make sure that the sanitary line has a minimum 4 feet of cover as it crosses under the proposed water quality pond. DOT-Ce. Topic: Water Number: 37 Created: 10/ 18/2005 [10/ 18/05] Please call out all water lines appurtenances: valves, thrust blocks, swivel T's, curb stops, meter pits etc... It is suggested that a 6 " line be used to serve Buildings D and E. Please use a valve to isolate that line from the rest of the development. Dan^.e. Call out all existing water lines, call out which ones are district and which ones are City. Done. Department: Traffic Operations Issue Contact: Eric Bracke Topic: Traffic Engineering Number: 8 Created: 10 / 12 / 2005 [10/ 12/051 The access onto Taft Hill Road is to be an emergency access ONLY. Please have the access blocked off with bollards. Bone. Department: Transportation Planning Issue Contact: Kurt Ravenschlag Topic: Technical Services Number: 34 Created: 10/ 18/ 2005 [10/ 18/05] Walkways should be 6' in width if attached to driveway. Understood. Number: 35 Created: 10/ 18/2005 [10/ 18/05] A direct walkway needs to be provided to connect building D with play area to eliminate the two drive way crossings as currently shown. Dcr e. Page 7 Project Comments Sheet Selected Departments City of Fort Collins Department: Engineering Date: January 17, 2006 Project: ARCADIA PDP - TYPE II All comments must be received by Ted Shepard in Current Planning, no later than the staff review meeting: January 18, 2006 Note - Please identify your redlines for future reference Issue Contact: Dan DeLaughter Topic: Details Number: 27 Created: 1/16/2006 [1/16/061 What is the private drive intersection detail for? If it is for Wood Ln., an offsite easement will be needed to do any grading or construction. Number: 28 Created: 1/16/2006 [1/16/06] Where are subdrains being proposed? There is a detail provided but none are indicated on the plans. Topic: General Number: 9 Created: 1/16/2006 [1/16/061 A variance request is required for this project since the minimum driveway separation standard is not being met. For an arterial street, the required distance is 330' between Wood Lane and the west site access. Topic: Grading Plan Number: 15 Created: 1/16/2006 [1/16/06] Note what is to be constructed with this project. It is unclear what is new and existing and how your Willox design will tie in. Number: 16 Created: 1/16/2006 [1/16/06] Scanability-need to fix overlapping text. Please refer to Appendix E-6 in LCLIASS. Number: 17 Created: 1/16/2006 [1/16/06] Driveways should be dimensioned. Number: 18 Signature Created: 1 /1612006 Date CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat Site Drainage Report Other_ Utility Redline Utility Landscape Page 1 11/16/06] Specify the type of curb being used. Number: 19 Created: 1/16/2006 [1/16/061 For the 2 retaining walls shown on the eastern part of the site, label the heights and provide spot elevations for top and bottom. Provide construction details if walls are higher than 2'. The structures, including footings may not cross onto adjacent property (without obtaining an offsite easement) or into utility easements. Number: 20 Created: 1/16/2006 [1/16/06] Offsite grading must be shown a minimum of 50' to be sure that you're tying in properly to existing topo. Topic: Overall Utility Plan Number: 21 Created: 1/16/2006 (1/16/061 Label and dimension all easements, ROW, and property lines. Number: 22 Created: 1/16/2006 [1/16/06] Show the approximate limits of street cut and provide the city's standard street cut note: "Limits of street cut are approximate. Final limits are to be determined in the field by the City Engineering Inspector. All repairs to be in accordance with City street repair standards." Topic: Plan & Profrle Number: 23 Created: 1/16/2006 [1/16/06] Arterial crosspans are to be 10' wide and 1.5" deep. Please revise. Please label all crosspans as such. Number: 24 [1/16/06] Please station all driveways. Created: 1/16/2006 Number: 25 Created: 1/16/2006 11/16/06] Notes reference page numbers not in this plan set. Number: 26 Created: 1/16/2006 [1/16/06] Preliminary Willox design must be completed prior to hearing. This must include a centerline profile and updated striping plan, showing dimensions and transitions back to existing street. Also, left turn lanes are required on all arterials, so these must also be included for both site entrances. Number: 29 Created: 1 /17/2006 [1/17/06] If the Willox cross-section is going to be changed, you may need to do some additional grading to make the storm inlet work. Topic: Plat Number: 10 Created: 1/16/2006 [1/16/06] Tracts are unclearly labeled. Are you intending them to be easements? If so label as "drainage easement and private access." (Do not say private access easement, since all easements are dedicated to the city for public use). Also, note what purpose the private access is for. Number: 11 Created: 1/16/2006 Page 2 [1/16106] There appear to be 2 Tract A's. Provide documentation (reception #, etc.) of the boundary line adjustment shown. Number: 12 Created: 1/16/2006 [1/16/06] The 15' utility easement is shown overlapping the existing house. This is not allowed. If you wish to reduce the easement width, a variance request will be required. Number: 13 Created: 1/16/2006 [1/16/06] Provide a letter of intent indicating the willingness of the mobile home park to grant the off -site utility easement shown. Number: 14 Created: 1/16/2006 [1/16/06] Add street names. Page 3 aSTAFF PROJECT REVIEW City of Fort Collins FORT COLLINS HABITAT FOR HUMANITY Date: 06/05/2006 c/o Don Tiller - Vignette Studios 144 North Mason Street, Suite 2 Fort Collins, CO 80524 Staff has reviewed your submittal for INNOVATION ISLAND, FIRST FILING - FINAL PLANS (TYPE 1), and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: Landscape plan Number: 87 Created: 6/ 5 / 2006 [6/5/06] There is some overlapping information on Sheet 3 of 7 of the Landscape Plan that is somewhat illegible. Number: 88 Created: 6/ 5 / 2006 [6/5/06] The wrought iron fences should be labeled as such on Sheet 3 of 7 of the Landscape Plan. Number: 89 Created: 6/ 5/ 2006 [6/5/06] Planting Note 7 on Sheet 3 of 7 of the Landscape Plan specifies the building owner to be responsible for plantings in public street rights -of - way. General Note 2 on the Site Plan specifies landscaping within adjacent right-of-way to be maintained by the Homeowner's Association (HOA). Are the building owners and HOA one in the same? Number: 90 Created: 6/ 5 / 2006 [6/5/06] Additional trees for screening of car headlights into homes to the south should be planted at the south end of the drives/parking spaces east of Buildings B & C on Sheet 4 of 7 of the Landscape Plan. Number: 91 Created: 6/5/2006 [6/5/06] Call out the footing depths for the 3' & U high wrought iron fence details on Sheet 4 of 7 of the Landscape Plan. Topic: Lighting Number: 92 Created: 6/ 5 / 2006 [6/5/06] On the Lighting 8s Photometric Plan there is a note stating ... "Type "A" luminaire is a standard product for Fort Collins street lighting and may be provided and installed by the City of fort Collins utility department". As City staff previously questioned, why would City Light 8a Power provide and install these lights on private property and have they indicated that they would? Page 1 Number: 93 Created: 6/ 5/ 2006 [6/5/06] The Light & Power Department indicated that the southerly street tree along South Taft Hill Road must be adjusted to meet the City's street light/street tree separation requirement of 40' for deciduous trees and 15' for ornamental trees. As shown on Sheet 4 of 7 of the Landscape Plan, the most southerly proposed tree, south of the emergency drive into the property, is an ornamental tree (Turkish Hazel) and appears to be almost 40' from what appears to be a street light. Topic: Site Plan Number: 83 Created: 6/ 5 / 2006 [6/5/06] Change the year to 2006 in the signature blocks on Sheet 1 of 7, Site Plan. Number: 84 Created: 6/ 5 / 2006 [6/5/06] General Note 2 on the Site Plan specifies landscaping within adjacent right-of-way to be maintained by the Homeowner's Association (HOA). Planting Note 7 on Sheet 3 of 7 of the Landscape Plan specifies the building owner to be responsible for plantings in public street rights -of -way. Are the building owners and HOA one in the same? Number: 85 Created: 6/ 5/2006 [6/5/06] The utilities (lines) should be removed from the Site Plan; however, they should remain on the Landscape Plans. Number: 86 Created: 6/ 5/2006 [6/5/06] The new 3' &, 6' high wrought iron fences should be labeled on the Site Plan. This reference could be done just in the Site Plan Legend as long as the graphic line symbols are the same in the legend and on the plan (which they are not currently). Department: Engineering Issue Contact: Dan DeLaughter Topic: General Number: 14 Created: 10/ 14/2005 [5/ 15/06] Please provide a detail. [10/ 14/051 Please indicate a PFA approved barricade on your plans to prevent public use of the Taft Hill access. (Detail for FC) Number: 19 Created: 10 / 14 / 2005 [5/ 15/06] Length and location are not entirely clear. [10/ 14/05] Provide conduit for future undergrounding of overhead lines on SW side of the site- this should be shown and labeled on the plans. Page 2 Number: 27 Created: 11/30/2004 [3/27/05] Gas and electric need to be addressed. The Utilities have concerns about serving this project, especially the multifamily to the south. Please call to arrange a Utility coordination meeting prior to re -submittal. [11/30/04] Since the single-family lots are so narrow along the east side of Woodrow and the south side of Triangle east of Woodrow, please show service locations and driveway locations now. It needs to be seen whether everything can fit, along with the street trees. Topic: Plot Number: 3 Created: 11/30/2004 [3/27/05] Since the easement to be vacated is a City easement, please remove this vacation statement and simply note on the plat the easements to be vacated by this plat. [11/30/04] Regarding the vacation statement: The parties to which the easements are dedicated are the ones that must sign this plat in order to vacate those easements. To whom were the easements dedicated? Number: 5 Created: 11/30/2004 [3/27/05] [11/30/04] Show match lines on sheets 3-6 and/or reduce the scale of the drawings - the large scale makes the plat confusing. This plat could probably fit on 1-2 sheets and would be much clearer to see what's going on that way. Number: 6 Created: 11/30/2004 [3/27/05] [11/30/04] Sheet 2: What exactly is this sheet supposed to be? Is it really necessary? Number: 9 Created: 11/30/2004 [3/27/05] The radii required by the Land Use Code are in place because the fire department needs wider areas around turns because of truck overhangs. Having 30' and 50' radii actually narrows the width of the easement they would be able to use. Please revise and/or obtain approval from PFA for alternate radii. [11/30/04] Emergency access easements require 25' interior radii and 50' exterior radii (same centerpoint) around curves unless otherwise approved by PFA. Revise as needed. Also, Emergency Access Easements should be located in the drive aisle only, and should not overlap parking, curbing, landscaping, or any other impediments. Page 4 Number: 54 Created: 5 / 26/ 2006 15/26/061 Please see redlines for additional minor revisions. Number: 55 Created: 5 / 26/ 2006 [5/26/06] Cover Sheet: 1. Street labeled as Horsetooth Road should actually be W. County Rd. 38E 2. Provide 2 benchmarks. 3. Some line types in the legend are still difficult to see. Number: 62 Created: 5/ 26 / 2006 [5/26/06] Provide a detail for the fire access barricade in the detail sheets. Number: 63 Created: 5 / 26 / 2006 [5/26/061 Striping in the parking area is too light to show up. Number: 64 Created: 5 / 26/ 2006 [5/26/06] Please modify note 5 on sheet 6 to include any features and utilities in the Tract. The low wall and fence are not mentioned. Number: 66 Created: 5 / 26 / 2006 [5/26/06] Please add the standard street cut note where cuts are shown rather than the "5' sawcut each side" note. Number: 67 Created: 5 / 26/ 2006 [5/26/06] Cable and gas utilities appear to be running in the bottom of the drainage ditch. Are the utilities ok with being in the ditch? And is there anything in the drainage easement language that would prevent the ability to locate utilities here? It may be a maintenance issue. Number: 68 Created: 5 / 26/ 2006 [5/26/06] Please move the fence on the north side of the property back behind the easement line. Permission from utilities would be needed to encroach on the easement. Number: 70 Created: 5 / 26 / 2006 [5/26/06] The underdrain design is lacking in detail. How does the transition from pipe to sidewalk chase work? You have 8" of gravel layer tying into a 6" sidewalk culvert. Number: 73 Created: 5/ 26/ 2006 [5/26/061 The drainage ditch water level is shown to come up right to the base of the fence along the south property line. If the fence ever has to be rebuilt on your side, it doesn't seem that you'd be able to do it without either encroaching on the ditch, or the neighboring property. Page 3 Number: 74 Created: 5 / 26/ 2006 [5/26/06] It is unclear how the grading will be phased with this project. Please add a note if it is all in the first phase, and phase lines if grading will be done with both phases. Number: 75 Created: 5/ 26/ 2006 [5/26/06] At driveway/street intersections, please provide all necessary spot elevations (refer to Figure 7.28 in LCUASS). Number: 76 Created: 5 / 26/ 2006 [5/26/06] Replace Detail D-6 with the standard curb and gutter details 701 and 702. Topic: Plat Number: 56 Created: 5 / 26/ 2006 [5/26/061 Poudre Valley REA should be signing the plat since you will be doing work within their easement. Number: 57 Created: 5/ 26 / 2006 [5/26/06] Easements for emergency vehicles need to be called out as Emergency Access Easements. Number: 58 Created: 5/ 26/ 2006 [5/26/06] Please label the sight distance easements. Number: 59 Created: 5/ 26 / 2006 [5/26/061 Please provide us with a copy of the temporary drainage easement on the south side of the property. Number: 60 Created: 5 / 26 / 2006 [5/26/06] Please show actual property lines on the west side of Taft Hill Rd. As drawn, it appears that there is only 1/2 of a street dedicated. Number: 61 Created: 5/ 26 / 2006 [5/26/06] Provide a legend for the abbreviations on the plat. The cover sheet does not get filed with the plat, so it's not adequate to just have them on the cover. Topic: Site Plan Number: 80 Created: 5 / 31 / 2006 [5/31/061 Remove general note #6 since these are final development plans. Number: 81 Created: 5/ 31 / 2006 [5/31/061 Please change the utility easement dimension to reflect the plat (14.6' should be 15'). Page 4 Topic: Technical Services Number: 82 Created: 5 / 31 / 2006 [5/31/06] Technical Services Comments: 1. Boundary and Legal Close. 2. Typo in title- see redlines, "R" is missing in Quarter. 3. Response to Q-3 (Oct. 19, 2005) on Taft, ROW incomplete, is full ROW 120'. (I talked with J.R. in Technical services, and he would like an additional line shown where the actual street ROW is located and a note of which book number it was dedicated in). Please coordinate directly with J.R. if you have any other questions on this issue. Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 79 Created: 5 / 31 / 2006 [5/31 /06] EMERGENCY ACCESS EASEMENT: The Emergency Access Easement needs to be specifically designated as such on the plat. It cannot be called an "Access Easement", which is what the plat currently shows. (See also Mike Chavez's comment #41 from 10/ 19/2005.) Contact Carie Dann, phone 416.2869, if you want to further discuss the "approved barricades" at the emergency access easement. Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Erosion and Sediment Control Number: 53 Created: 5/ 19 / 2006 [5/ 19/06] May 19, 2006 1. Please submit project schedule and required calculations including surety. 2. The pond should be utilized as a sediment trap. Also, what will protect Harmony Road during and after the outlet pipe connection? 3. The site drains east, but is the slope sufficient that Taft Hill and the southwest portion of the project don't need any runoff protection during construction? 4. If the existing stormwater pipe FES at the southeast end of the site needs to be protected per your drawing, why isn't the silt fencing extended around this area as well? Page 5 Innovation Island - Response to FDP staff review comments dated June 5, 2006. ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: Landscape plan Number: 87 Created: 6/5/2006 [6/5/061 There is some overlapping information on Sheet 3 of 7 of the Landscape Plan that is somewhat illegible. The overlap has been eliminated. Number: 88 Created: 6/5/2006 [6/5/061 The wrought iron fences should be labeled as such on Sheet 3 of 7 of the Landscape Plan. Done. Number: 89 Created: 6/5/2006 [6/5/061 Planting Note 7 on Sheet 3 of 7 of the Landscape Plan specifies the building owner to be responsible for plantings in public street rights -of - way. General Note 2 on the Site Plan specifies landscaping within adjacent right-of-way to be maintained by the Homeowner's Association (HOA). Are the building owners and HOA one in the same? Reference to building owner changed to HOA. Number: 90 Created: 6/5/2006 [6/5/061 Additional trees for screening of car headlights into homes to the south should be planted at the south end of the drives/parking spaces east of Buildings B & C on Sheet 4 of 7 of the Landscape Plan. Additional trees for screening have been added. Number: 91 Created: 6/5/2006 [6/5/061 Call out the footing depths for the 3' & 6' high wrought iron fence details on Sheet 4 of 7 of the Landscape Plan. Done. Topic: Lighting Number: 92 Created: 6/5/2006 [6/5/061 On the Lighting & Photometric Plan there is a note stating ... "Type "A" luminaire is a standard product for Fort Collins street lighting and may be provided and installed by the City of fort Collins utility department". As City staff previously questioned, why would City Light & Power provide and install these lights on private property and have they indicated that they would? Page 1 Doug Martine of the City Light & Power Department confirmed ability for developer to contract with the Light & Power Department for the installation, on -going maintenance, and monthly fighting fee of the proposed American Revolution Cutoff, Series 247parking lot fights (Type "A" fuminaire) as shown on the Lighting & Photometric Plan. Therefore, the note on the note is acceptable. Number: 93 Created: 6/ 5/ 2006 [6/5/06] The Light & Power Department indicated that the southerly street tree along South Taft Hill Road must be adjusted to meet the City's street light/street tree separation requirement of 40' for deciduous trees and 15' for ornamental trees. As shown on Sheet 4 of 7 of the Landscape Plan, the most southerly proposed tree, south of the emergency drive into the property, is an ornamental tree (Turkish Hazel) and appears to be almost 40' from what appears to be a street light. The ornamental tree is located 20' from the street light (drawing scale was incorrect, has been corrected). There is insufficient space to use a standard deciduous tree. Topic: Site Plan Number: 83 Created: 6/ 5/ 2006 [6/5/06] Change the year to 2006 in the signature blocks on Sheet 1 of 7, Site Plan. Done Number: 84 Created: 6 / 5/ 2006 [6/5/06] General Note 2 on the Site Plan specifies landscaping within adjacent right-of-way to be maintained by the Homeowner's Association (HOA). Planting Note 7 on Sheet 3 of 7 of the Landscape Plan specifies the building owner to be responsible for plantings in public street rights -of -way. Are the building owners and HOA one in the same? Reference to building owner changed to HOA. Number: 85 Created: 6/5/2006 [6/5/06] The utilities (lines) should be removed from the Site Plan; however, they should remain on the Landscape Plans. Done. Number: 86 Created: 6/ 5/ 2006 [6/5/06] The new S & 6' high wrought iron fences should be labeled on the Site Plan. This reference could be done just in the Site Plan Legend as long as the graphic line symbols are the same in the legend and on the plan (which they are not currently). Labeling has been added and Iegend corrected. Page 2 Department: Engineering Issue Contact: Dan DeLaughter Topic: General Number: 14 Created: 10/ 14/2005 [5/ 15/06] Please provide a detail. [10/ 14/051 Please indicate a PFA approved barricade on your plans to prevent public use of the Taft Hill access. (Detail for FC) Number: 19 Created: 10 / 14/ 2005 [5/ 15/06] Length and location are not entirely clear. [10/ 14/05] Provide conduit for future undergrounding of overhead lines on SW side of the site- this should be shown and labeled on the plans. Number: 54 Created: 5/26/2006 [5/26/061 Please see redlines for additional minor revisions. Number: 55 Created: 5/26/2006 [5/26/06] Cover Sheet: 1. Street labeled as Horsetooth Road should actually be W. County Rd. 38E 2. Provide 2 benchmarks. 3. Some line types in the legend are still difficult to see. Number: 62 Created: 5/26/2006 [5/26/061 Provide a detail for the fire access barricade in the detail sheets. Number: 63 Created: 5/26/2006 [5/26/061 Striping in the parking area is too light to show up. Number: 64 Created: 5/26/2006 [5/26/061 Please modify note 5 on sheet 6 to include any features and utilities in the Tract. The low wall and fence are not mentioned. Number: 66 Created: 5/26/2006 [5/26/061 Please add the standard street cut note where cuts are shown rather than the "5' sawcut each side" note. Number: 67 Created: 5/26/2006 [5/26/061 Cable and gas utilities appear to be running in the bottom of the drainage ditch. Are the utilities ok with being in the ditch? And is there anything in the drainage easement language that would prevent the ability to locate utilities here? It may be a maintenance issue. Number: 68 Created: 5/26/2006 Page 3 [5/26/06] Please move the fence on the north side of the property back behind the easement line. Permission from utilities would be needed to encroach on the easement. Number: 70 Created: 5/26/2006 [5/26/061 The underdrain design is lacking in detail. How does the transition from pipe to sidewalk chase work? You have 8" of gravel layer tying into a 6" sidewalk culvert. Number: 73 Created: 5/26/2006 [5/26/061 The drainage ditch water level is shown to come up right to the base of the fence along the south property line. If the fence ever has to be rebuilt on your side, it doesn't seem that you'd be able to do it without either encroaching on the ditch, or the neighboring property. Number: 74 Created: 5/26/2006 [5/26/06] It is unclear how the grading will be phased with this project. Please add a note if it is all in the first phase, and phase lines if grading will be done with both phases. Number: 75 Created: 5/26/2006 [5/26/06] At driveway/street intersections, please provide all necessary spot elevations (refer to Figure 7.28 in LCUASS). Number: 76 Created: 5/26/2006 [5/26/06] Replace Detail D-6 with the standard curb and gutter details 701 and 702. Topic: Plat Number: 56 Created: 5/26/2006 [5/26/06] Poudre Valley REA should be signing the plat since you will be doing work within their easement. Number: 57 Created: 5/26/2006 [5/26/06] Easements for emergency vehicles need to be called out as Emergency Access Easements. Number: 58 Created: 5/26/2006 (5/26/06] Please label the sight distance easements. Number: 59 Created: 5/26/2006 [5/26/061 Please provide us with a copy of the temporary drainage easement on the south side of the property. Number: 60 Created: 5/26/2006 Page 4 [5/26/061 Please show actual property lines on the west side of Taft Hill Rd. As drawn, it appears that there is only 1/2 of a street dedicated. Number: 61 Created: 5/ 26/ 2006 [5/26/061 Provide a legend for the abbreviations on the plat. The cover sheet does not get filed with the plat, so it's not adequate to just have them on the cover. Topic: Site Plan Number: 80 Created: 5/31 /2006 [5/31/061 Remove general note #6 since these are final development plans. Done. Number: 81 Created: 5/31 / 2006 [5/31/061 Please change the utility easement dimension to reflect the plat (14.6' should be IS). Done. Topic: Technical Services Number: 82 Created: 5/ 31 / 2006 [5/31/06] Technical Services Comments: 1. Boundary and Legal Close. 2. Typo in title- see redlines, "R" is missing in Quarter. 3. Response to Q-3 (Oct. 19, 2005) on Taft, ROW incomplete, is full ROW 120'. (I talked with J.R. in Technical services, and he would like an additional line shown where the actual street ROW is located and a note of which book number it was dedicated in). Please coordinate directly with J.R. if you have any other questions on this issue. Department: PFA Topic. Fire Number: 79 Issue Contact: Carie Dann Created: 5/ 31 / 2006 [5/31/061 EMERGENCY ACCESS EASEMENT: The Emergency Access Easement needs to be specifically designated as such on the plat. It cannot be called an "Access Easement", which is what the plat currently shows. (See also Mike Chavez's comment #41 from 10/ 19/2005.) Contact Carie Dann, phone 416.2869, if you want to further discuss the "approved barricades" at the emergency access easement. Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Erosion and Sediment Control Number: 53 Created: 5/ 19/2006 [5/ 19/061 May 19, 2006 Page 5 Citv of Fort Collins Planning FINAL PLAN REVISION COMMENT SHEET DATE: June 28, 2006 RECEIVED TO: Technical Services JUL o E zoos PROJECT PLANNER: Steve Olt "... #40-05B Innovation Island First Filing PDP — Final Plans SECOND ROUND OF FINAL PLAN REVIEW Please return all comments to the project planner no later than the staff review meeting: July 19, 2006 Note --Please identify your redlines for future reference gwn}vpR y Lt�.A[ C7aSE. ❑ No Problems Problems or Concerns (see below, attached, or DMS)_ Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS _Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape City of Fort Collins Number: 12 Created: 11/30/2004 (3/27/05] These easements are still not noted to be vacated. [11/30/04] Several lots are shown to overlap a drainage easement, and while it would be possible to still build structures on Lots 37 and 29, Lot 38 would be unbuildable. Can the easement be vacated within these lots? Please work with the Stormwater Department. Top/cr S/he p/an Number: 17 Created: 11/30/2004 [3/27/05] [11/30/041 Please show all easements on the site plan. Number: 18 Created: 11/30/2004 [3/27/05] [11/30/04] Please label all sidewalk, parkway, and driveway widths (to standard). Topic. Sfr "t design Number: 80 Created: 3/27/2005 [3/27/05] Please provide 8' cross -pans where Woodrow meets Triangle and Avondale. Number: 81 Created: 3/27/2005 [3/27/05] Please keep manholes out of wheel paths, especially bike lanes. Number:82 Created: 3/27/2005 [3/27/05] Avondale Rd - It is unclear whether you are proposing to completely revise the existing plans for Avondale. The proposed centerline profile has grades much lower than the flowline profiles already approved. Please clarify and provide station equations to tie this design to the existing approved design by Nolte. If a new design is proposed, please provide new 500' offsite design to the east. Number: 83 Created* 3/27/2005 [3/27/05] Please show how the proposed striping on Triangle connects to existing striping northeast of the site. Number: 84 Created: 3/27/2005 [3/27/05] Triangle drive - why is a proposed centerline shown when Triangle is already built? Are you proposing rebuilding the entire street? Please show the existing centerline of triangle, the existing flowline profile and'the proposed flowline profile and provide enough elevations to determine whether the proposed flowline and resultant cross -slopes will work. The proposed additional pavement slope should be greater than or equal to the slope of the existing roadway. The design speed for Triangle is 40 mph, not 25. Page 5 Number: 85 Created: 3/27/2005 [3/27/05] Please provide intersection spot elevations per LCUASS. Topic: Wooanrow Dr/re p/an and profile Number: 31 Created: 11/30/2004 [3/27/05] The southern curve does not meet the minimum arc length requirement (100' ). Please revise. (11/30/04] Label the horizontal curve(59) and provide radii and lengths. Number: 33 Created: 11/30/2004 (3/27/05] Please remove pavement notes from cross -sections as well. [11/30/04] Please remove note 2. Pavement designs shall be approved separately by the City Engineer. Department: Light 6 Power Issue Contact: Rob Irish Topic: Light of Power Number: 71 Created: 3/22/2005 [3/22/051 Strongly recommend utility coordination meeting for Tract T. Due to limited space for utilities there doesn't seem to be any room for electric to install its facilities around water and sewer. Number: 72 Created: 3/22/2005 [3/22/05] Strongly recommend coordinating utilities on Tract N due to the 45' wide lots. Paired water services will pose a problem with electric facilities. Please separate these services. Will need to coordinate gas and electric service to the lots in order to meet required separation. Driveway placement, gas service and electric service will need to be shown on the plans to accomplish this. Again, a utility coordination meeting is recommended. Number: 73 [3/22/051. Department: Natural Resources Topic: Light 6 Power Number: 74 [3/23/05] No Issues. Department: Police Topic: Senora/ Number: 75 [3/23/05] No comments Created: 3/22/2005 Issue Contact: Doug Moore Created:3/23/2005 Issue Contact: Joseph Gerdom Created:3/23/2005 Page 6 Department: Stormwater Utility Topic: Detention Pond 5#11Woy Number: 77 Issue Contact: Basil Hamdan Created:3/24/2005 [3/24/05] The detention pond spillway seems to be directed toward private property in Shenandoah, future development as currently designed. If the spillway crest elevation is designed at the 100-year water surface elevation, then a downstream drainage easement from the owner of the Shenandoah property would be required. If an additional 1 foot of freeboard between the 100 year pond water surface elevation and the spillway crest elevation is incorporated into the pond design, then no downstream easement would be required. Topic: Ovn/nage Basin Desfyn Number: 45 Created: 11/30/2004 [3/24/05] Please provide a detention summary table on the drainage plan. [11/30/04] It is unclear how the site is being graded as the proposed grading was not shown on the grading plan. Please explain where is basin J going as this part of the site appears to be draining with no control to the east. City regulations do not allow flows to be draining onto neighboring properties that are in excess of historic rates. Please make sure that not only the rates are not exceeded, but also that these flows are not concentrated in a manner that is different than historical. Since Basin I is being directed towards Triangle Drive, it is not clear that the downstream conveyance capacities were sized to accommodate these flows, please provide supporting documentation showing what was assumed to be coming from this site and make sure that the actual flows from this site do not exceed the assumed rates. Topic: Erosion and Sedinwrt cw►tm/ Number: 76 Created: 3/24/2005 [3/24/05] March 23, 2005 1. In the report the table of contents and the actual page numbers of the sediment/erosion control portion do not match. 2. Sediment/Erosion control notes on the plan (Sheet 4) must be replaced with the new standard Fort Collins notes. Retain any notes that are specific to this project. 3. The plan is preliminary and incomplete. Review of stormwater management plan will be made when complete submittal is received. Page 7 Topic: Eroding Number: 47 [3/24/05] Created:11/30/2004 [11/30/04] Please show how the grading will tie to adjacent property to the east and to the south. Make sure no adverse impact will happen to existing lots, and no flows are drained onto the property to the east. Topic: Plot Number: 50 Created;11/30/2004 [3/24/05] Please vacate add note Specifying that existing drainage easement located on Tract T is being vacated by the replat of Tract T. [11/30/041 Will the exiting drainage easement on Tract T be vacated by this plat, if it is need to show how the flows that were routed through that easement are now being handled. The existing easement covering part of Lots 29, 37 and 38 will need to be vacated to allow development to take place in this area. Topic. Retaining wail Number: 51 Created: 11/30/2004 [3/24/05] [11/30/04] At final, please provide retaining wall detail as well as top and bottom of wall elevations Department: Transportation Planning Issue Contact: David Averill Topic: site plan Number: 70 Created: 3/22/2005 [3/22/05] Please align the crosswalk romps on the north side of Avondale at Woodrow so that the crossing is perpendicular to the roadway. The eastern ramp of this crossing is slightly askew to the south. Thanks. Department: Zoning Issue Contact: Jenny Nuckols Topic: Zoning Number: 1 Created: 11/18/2004 [3/16/05] [11/18/04] Remove topography lines from Final site plan, when submitted. exw+►**w**a+r*,t**,++r+nr*x+r*w+r*w+r.**+r+rw+r**w*+►*caw***,r*,ea***+r+r*,e,e*w*x,eynt*******x**** This completes staff (and outside reviewing agencies) review and comments at this time. Red -lined plan from City departments are included with this comment letter. Additional comments and red -lined plans may be forthcoming. Another round of staff review is determined to be necessary. This proposal is subject to the 90-day Page 8 revision re -submittal requirement (from the date of this comment letter, being April 6, 2005) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all of vour red -lined pLQlNJ%hP you re submit The number of copies of each document to re -submit is shown on the attached Revisions Routing Sheet. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Yours Truly, Steve Olt City Planner cc. Katie Moore Loonan 6 Associates Heyne-Schuster, Inc. Current Planning File #55-84N Page 9